Thank you very much. We will now begin the question -and-answer session. The first question is from the line of Deepak Purswani from Svan Investment.

Congratulations for good financial performance. Just wanted to check on a couple of things. Firstly, in the cash flow statement, there is a line item land payment to the extent of INR574 crores. While I do understand there has been some business development in Q1, but just wanted to get the sense from the year perspective, how should we -- this line item going ahead?

See, as far as this land payment is concerned, as I mentioned in my earnings call, we have completed 4 acquisitions during the quarter in the Bangalore, which is about 43 acres and 4.23 million square feet of development of GDV of about INR5,200 crores. As you noticed that we have not increased any gross debt for that. The cash and cash equivalent, which is lying at 31st March 2026, we have utilized the money, and this amount has been paid to completing these 4 acquisitions during the quarter. And going forward basis, as I mentioned and I think the rest of our colleagues will mention that we'll be strategically acquiring land banks.

Okay. But from the outlook perspective, how should we see this amount for the already committed land and any future acquisition?

No. All I'm saying is that whatever the land commitment has done, where whatever we need money for the development of those land, whatever land we have acquired, there's no amount remain unpaid towards acquisition of land. All the acquisition has been fully paid as far as land cost is concerned. However, the money which we required for development of those land and that will be done as a cost of construction and development, not as a land payment . However, if we choose to do any new acquisition, which is beneficial for the company and then there will be some land payment.

Okay. And secondly, just wanted to check it out on the ICICI prudential transaction. Since now this transaction has been culminated now, how should we see cash flow coming in? And should we expect the land debt coming down to the extent of INR500 crores with this transaction -- going ahead?

That transaction, as we have given update to the stock exchanges, we have signed the definitive agreement with the ICICI prudential. And we are in the process of completing the customary condition precedent of the transaction, and we are expecting that this should be happened during this month. As soon as that we complete, the consideration will be received. And the debt, about INR250 crores debt sitting on that particular asset, that will be repaid out of the proceeds of that. And the balance cash flow, we will evaluate judiciously where to deploy, whether we should reduce the debt, whether we invest in the -- whenever not to increase any debt and any business development issue or you can use money as in working capital, which is the most optimum for the business needs. Accordingly, we'll take the decision on that.

Okay. At least INR250-odd crores, which was lying in that will go away from our books.

That is because it's part of that asset.

Okay. And coming to the launch pipeline, I think a few of the projects that is Westend, Hennur Road and Cityspire, Winworth, Kochi, these have been now close to the Q2 FY27. Just wanted to get the sense, I mean, was there any approval -related issue? Or if you can just give -- share your perspective on these projects?

Yes, Westend -- Mallanna here. Westend is already -- we have already got the RERA approval, and we have launched the project, and we have received good number of EOIs on the project. And Hennur Road, because of what is going on in Karnataka at this point o f time, in terms of the change in power and change in the ministries and change in officers has led to a little bit of delay in getting the approvals. Now I think we have the clarity with all the ministries that are already been sworn in, ministers being sworn in. And I think this week onwards that we should be having a little bit more clarity.

In Cityspire and Winworth, and it's just the last step, only the RERA approval is pending. And so we are quite confident that it's going to be launched in this quarter as well. So there is no anxiety in terms of the launches. It's just a little bit of dela y. And as far as the business is concerned, we have made sure that there are no impediments for getting the approvals or for the launch.

Okay. And there are some other large projects which are expected to be launched in the coming quarter, like Grand Hills, Bellandur, Mallasandra and Kanakapura in Bangalore and then Winworth 3 in Kochi. If you can share your perspective, I mean, where we ar e in terms of the launch pipeline there? Is everything is on track and approval process is on track? If you can share you a perspective on that one?

They are all on track. It's -- in fact, they are ahead of the curve at this point of time. The only challenge was, as I said, that there were some delays from the government side in having the meetings and concluding the approvals. Otherwise, all the proje cts that you mentioned, that is the Grand Hills and Balagere and Hennur Road and Winworth 3. Winworth 3, I already spoke about that is already in the last step. That is just the RERA approval is pending and maybe this week, we should be able to get that. So all projects are in line, and there is nothing to worry about.

Okay. And on the Mumbai portfolio front, similarly, if you can share your perspective in terms of the time line of the project, that is Miami, Deccan, Apna Ghar and Chembur project. Are we on track in terms of launching or where we are in the approval process at the current juncture?

Rajat?

So Miami, we got the RERA. We've already received RERA in the month of June. So I think Miami is already on for sale. Pali Hill, we have received 100% vacation now. So we'll apply for RERA by end of September. And subsequently, we're looking at a launch in between October and November. So that's also on track. Apna Ghar 3 sent for approvals and so is Deonar Baug, we're looking at a launch in quarter 4. So all the 4 projects that we have planned are absolutely on track, and we should have these launches between quarter 3 and quarter 4.

Okay. And finally, just wanted to double check on the guidance front on the presales guidance of INR11,200 crores and debt reduction of INR700 crores, how we are seeing this internally? And how are we seeing the demand environment in each of the major micro market that is Bangalore and Mumbai at current juncture, if you can share the perspective, please?

Yes. We gave the guidance INR11,200 crores, and we've just spent 1 quarter so far and maybe another month after that. So we continue to hold the same numbers because as I said that the launches that did not happen in first quarter have moved to the second quarter, maybe 1 or 2 projects. Otherwise, everything is on track, and we should be able to reach the numbers that the guidance what we have given.

And what about the debt reduction of INR700 crores, which we were targeting at the beginning of the year?

Our guidance remains hold. If you look at the Q1, though we have added 4 new projects. And despite that, we have reduced the gross debt by INR74 crores, and we hold our guidance. We have just finished the Q1, and we hold our guidance as a debt reduction as well.

On this issue, it's a little bit dynamic, right? Basically, what happens is that there will always be opportunities for us to put money on. So it's just versus opportunities that we are pursuing. The cash flows are quite strong, but the opportunities to pursue versus reduction of the debt. So from time to time, I think that we will evaluate that. But at this point of time, as Neeraj said, we continue to hold the line that we will reduce the debt by INR700 crores.

Okay. And finally, if you can share the perspective on the demand environment in major micro market, that is Bangalore and Mumbai region?

I'll just talk about South. So far, we have not seen any kind of slowdown or anything like that. It's business is steady, as I always keep saying that this may not be '24 -'25 kind of growth that what we are seeing. But for the listed players, for the products which are well priced and the products which are well designed and which reaches customers, and they are all doing very well. So we have not seen any slowdown, whether it's sustenance or the projects that we have launched so far.

I agree with Mallanna. I think so is the situation in Mumbai and Pune. I think the top branded players continue to gain larger market share. I think that's evident from the numbers of the quarter. I think all the price points are doing well at this point of time. In fact, our project Purva Miami in Breach Candy has received a lot of encouraging response from the ultra -luxury segment as well. So from an overall holistic point of view, I think the demand remains sustained. We see that, in fact, the demand is going to grow up further in the festival period, the way it is going right now. And yes, I think the branded players will continue to gain a larger market share with regards to the products and pricing.

The next question is from the line of Akshay, an Individual Investor.

Sir, my question was regarding the margins. Like what margins are we targeting for the next 2 years? And also, if you could provide the split between the redevelopment projects, the new developments that we are doing and the joint ventures that we are in?

So as we reported EBITDA margin this quarter, 25%, and we continue to hold the margin guidance between 25% to 30% at a n overall portfolio level. And depending upon the product mix between the plotted project or the JDA project and the own outright land project, redevelopment project, margins are slightly different depending upon the nature of the product.

However, on overall basis, on a weighted average basis, we continue to hold the EBITDA margin of 30% in the range of 25% to 30% range.

Okay. And also, I wanted to know on the presales guidance, if you could provide that?

We have -- as I think we have mentioned in the last quarter as well in this quarter that has been created, we continue to hold guidance of INR11,200 crores of the sales for the financial year FY27.

The next question is from the line of Varun Kothari from White Nights Advisors.

I was just curious to know how are we planning to reduce the debt in next 3 years?

Yes. This is a question that comes quite regularly. So it's a question of, as I was saying in the previous question, that it's a question of opportunities, pursuing the opportunities versus reducing the debt. And so if you really look at what has happened in the last 1.5 to 2 years, and we have reached a portfolio size of around INR58,500 crores. That is because of the investment that what we are making. The free cash flows either we can invest into the available opportunities, the best opportunities available, or we can reduce the debt. And so we are quite comfortable with the debt position we have. And in fact, that we have given a detailed report on how the debt has been put together. It has been deployed against the portfolio size and against the business. So we do not have any such guidance towards saying that we are going to become 0 debt in the next 2 years or 3 years, and we think that the debt is an important part of the business. As we grow, this money will be required.

Fair enough. That answers my question. Now next question is, will we be able to achieve our presales guidelines of more than INR11,000 crores this year?

Yes. I think we have given that guidance. And so we are -- so far, we are holding that line because we have just spent 1 quarter and the quarter is that whatever as per our AOP plans that internally we've had, and we have met that. And so we continue to hold that line.

The next question is from the line of Rahul Shah from Etarnal Capital.

Congratulations on a good set of numbers and consistent performance through quarter -on- quarter. And so just wanted to get an idea. So what is the contribution from the Estrella projects for this quarter? And if I could just know the number on that front, and then I'll take my second question.

Estrella -- okay. Neeraj, do you want go ahead?

Okay. So Estrella in the quarter contributed close to around INR200 crores overall as a gross sales numbers. And I think at a portfolio level, we've done almost around INR800-odd crores of sales since launch.

Got it, sir. What was the highest revenue contributor -- gross sales contributor from a project point of view? If you could just note down the top 3, that would be really helpful.

So that would be the top 3 projects.

If you look at South, Northern Light and Provident Equinox and if I go for the West, it's Estrella.

In fact, Estrella, we got the number. It's INR272 crores.

Entire West & Commercial now.

INR200 crores…

So just to clarify, the INR250 crores is INR272 crores, right?

No, no, no. What I'm saying is -- if you look at our investor presentation, Slide number 9, that during this quarter, contribution from the West & Commercial business is INR393 crores. That includes INR200 crores sales from the Estrella. That number really is not available with me, Hence, Rajat has confirmed the numbers. INR200 crores from Purva Estrella, but that is part of overall INR393 crores, which came from our West & Commercial business. Our South business contributed INR1,046 crores. And thereby, total sales for the quarter, we achieved INR1,439 crores.

Okay. Noted. Perfect. And if I can just squeeze one more in. So just wanted to understand, are we in line with the project launch time line for this year? And are we expecting any delays because of the rising costs or anything? How are you looking at it?

I'm saying rising project launch is not a function of rising cost. If we have given -- I know one of the other participants also asked this question, whether we're able to meet our guidance or note of INR11,200 crores. All we are saying is we are not giving guidance just as a number. We are giving guidance as a project-wise. If you go to our Slide number 16 of our investor presentation, we have given a project -wise guidance, how many projects we are going to launch in South, how many projects we're going to launch in West and each project is being tracked meticulously by both of our -- the business leaders, both our CEOs. And some of the projects we have already received approvals like earlier, Mallanna has mentioned, for Cityspire in Kochi and Westend in Bangalore, we have already received -- Westend received RERA also and Cityspire received all the approvals. So we are ju st awaiting data. Similarly, for West, Rajat has confirmed that Miami have already received the RERA and just we are waiting to launch this project.

And hence, what I would like -- we would like to reiterate that our guidance is well thought through project by project breakup is meticulously being tracked, and hence, we are confident we are going to achieve these numbers.

In addition to that, the launches that what we have -- what the guidance that we have given is around INR27,300 crores. What may happen in the real world is that some projects may be coming in Q2 may go to Q3, Q3 may go to Q4. And some may even slip even otherwise that we've got another INR10,000 crores of sustenance projects that are going on across the country. So with all of that put together, and it is -- we have thought through this number and the guidance has been given on that basis.

The next question is from the line of Akshay, an Individual Investor.

I just wanted to know, are we planning any new commercial projects in coming years apart from the 2 that we have already?

Yes. I think we are scheduled to start a new commercial project for a recently acquired land in Hebbal in Bangalore. Hopefully, by end of quarter 4, we will start construction at the site. That's going to be approximately 1.3 million square feet.

Okay. And secondly, I wanted to know, are we looking at any new opportunities in the Mumbai region, like going more deep into this area?

Yes. Obviously, we are expanding quite aggressively in the Mumbai region. If you look at our Mumbai landscape now, I think we have almost INR25,000 crores of GDV value spread across all price points from South Bombay to Thane to even Dombivli for that matter. And we to continue to grow across our redevelopment portfolio and also looking at opportunities in JDAs and even in plotted development for that matter. So we're very bullish about the Mumbai market, not only from the fact that we're getting great response also from the fact that from the redevelopment story, I think today, we keep on -- we continue to get the best assets to evaluate. And I think basis that when they meet our strategic guidelines, we enter those assets. So you will see a lot of traction coming in the space in Mumbai in the next coming quarters.

The next question is from the line of Deepak Purswani from Svan Investments.

Just wanted to take it out on Purva Aerocity project. If you can just please update on the commercial development of this project of 2.2 million square feet. I think we are in the process of getting the OC approval for this project. And what is the lease s tatus at this point of time? And what is the expected lease for this project?

So I'm glad to share that Aerocity will receive the OC in the month of May. The project has already received. We've got OC for 1.3 million square feet. The balance 9 lakh square feet, we have not started construction, which we will start in a phased manner over a period of time. We're getting a lot of good response from GCCs and other large players.

We've been filling RFPs. We filled in RFPs to close to approximately around 2.5 million square feet now. We've not been able to lease per se, but I think we have a very, very good traction right now for the coming quarters to lease a substantial area in Aerocity.

And what is the expected lease rate we are anticipating here?

We should be getting somewhere around LOI between INR60 to INR65.

Okay. And what about the Phase 2? I mean, when should we expect remaining phase of 0.9 million square feet to get hand over?

As a part of the strategy, we would like to start Phase 2 once we have leased out at least 70% to 80% of Phase 1, which I think can happen in the next few quarters. We already have approved plans for the next phase. So it's just a matter of first important for us to lease 70%, 80% of this asset and we go for Phase 2.

Okay. And secondly, any thoughts on the monetization of this asset? Or we will look to hold this asset? Or how should we see from the future perspective?

See, strategically, if you see the location of this asset, it's right at the future center growth center of Bangalore, right? And we look at this asset as an overall larger landscape for us in North Bangalore. So right now, I think for us, the focus is to lease this asset get good clients, top-notch MNCs and GCCs over here. And probably at the right time, probably we'll look at monetizing if that's required.

The next question is from the line of Rohit Joshi, an Individual Investor.

Sir, actually, in the last con -call also, you hinted a bit on that you are entering this into senior living space. So just wanted to get update on that.

Yes. I don't think, Rohit, we have spoken about senior living as of now. What I remember what Rajat mentioned that we will continue to evaluate that the new commercial business lines li ke data center, warehousing, et c. If a good opportunity comes, we are into that business, we are open to explore it. But I don't think we have said that we are starting or we are doing something about senior living at this point of time.

Okay. Got it, sir. And sir, apart from senior living also, what other geographies are we looking to expand like other state?

Other geography, probably Rajat can answer. We are exploring besides the South and West, we are also exploring good opportunity in the NCR. Probably Rajat can elaborate that.

I think we are evaluating the growth possibilities in NCR market, more focused on Noida as NCR market right now. We see great potential in the market for branded players like Puravankara entering. So we are hopeful that in the next coming quarters, we shou ld be able to at least get some traction in terms of the land development in Noida market.

As there are no further questions from the participants, I would now like to hand the conference over to the management for closing comments.

Thank you, everybody, for joining today's call, and I hope me and my colleague has been able to answer all your questions. Besides that, if you have any further questions, please write to us, me and my colleagues will be available to reply and answer all y our questions. Thank you so much.

Thank you. On behalf of Dolat Capital Markets Private Limited, that concludes this conference. Thank you for joining us, and you may now disconnect your lines.

Thank you.